1601 S Ocean Dr #501 · Hollywood, FL 33019

$329,900

2 bd · 2.0 ba · 1,444 sqft · Condo public records · 780 Days on market

Built 1969 $856/mo HOA · 19% of rent

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.8/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very close to the beach, with easy access. Welcome to your new home at Cambridge Towers, a 55+ community. Beautiful and ample 2 bed, 2 bath apartment. Enjoy a spacious and light-filled living room. Remodeled kitchen with granite countertops, and plenty of cabinet space. Enjoy nice views of the ocean, beach, and intercostal from your private balcony. The master bedroom features a bathroom and a large walk-in closet. Newer Impact windows and AC. Private Washer and Dryer. The community includes a swimming pool, sauna, community room, 1 assigned parking space, and a bicycle storage room. The 50-year condo recertification has been completed, a new roof has been installed, and NO rent is allowed

Key facts

• $856 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association amenities include bike storage, clubhouse, community kitchen, laundry, barbecue, picnic area, pool, sauna, trash service, and elevators; Association fee covers amenities, common areas, cable TV, insurance, laundry, legal/accounting, grounds maintenance, structure maintenance, parking, pest control, pool(s), recreation facilities, roof, sewer, trash, and water; 63 units in the community; Senior community

Exterior

• Parking: Assigned parking; Guest parking; One covered space (1-car garage/space)
• Security: Lobby secured; Smoke detector(s)
• Utilities: Electric water heater
• Home design: Condominium in an 11-story building; New construction
• Construction: Block construction
• Exterior features: Barbecue; Security/high-impact doors; Heated association pool; Association pool; Has view; Property is attached

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Entry located on 5th level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds; Sitting area in primary bedroom; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer and dryer included; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.2% in Hollywood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#232 in FL, #3,548 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime B+; Watch: amenities D.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 828 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $4,528/mo this rent would consume 56% of the median local household income ($96k/yr) (locally 563% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 780 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $165k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 780 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.92% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-20,683
• Equity at exit: $49,189

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $24,699
• Equity at exit: $28,524

Cash invested: $92,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33019

• Rents YoY: 2.9%
• Active inventory: 828
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,528 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$342 /mo · $4,104/yr
• Insurance: −$137
• HOA: −$856
• Vacancy / Maint / Mgmt: −$951
• Net cashflow: $512

Break-even live

Break-even rent $3,880

Max offer price $329,900

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 S Ocean Dr #2001 Hollywood, FL	2.0	2.0	1400	$3,800	$2.71	13d	1	0.18mi
2201 S Ocean Dr #1507 Hollywood, FL	2.0	2.0	1350	$5,000	$3.70	24d	1	0.18mi
2101 S Ocean Dr #1201 Hollywood, FL	2.0	2.0	1270	$4,200	$3.31	24d	1	0.19mi
1201 S Ocean Dr Unit 1903S Hollywood, FL	2.0	2.0	1570	$5,000	$3.18	24d	1	0.21mi
2401 S Ocean Dr #1405 Hollywood, FL	2.0	2.0	1250	$4,250	$3.40	24d	1	0.26mi
2301 S Ocean Dr #607 Hollywood, FL	2.0	2.0	1240	$4,000	$3.23	24d	1	0.26mi
2301 S Ocean Dr #2507 Hollywood, FL	2.0	2.0	1240	$4,300	$3.47	24d	1	0.26mi
2301 S Ocean Dr #2003 Hollywood, FL	2.0	2.0	1400	$5,500	$3.93	24d	1	0.26mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	19d	8	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	14d	7	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,400	$5.56	7d	7	0.33mi
2501 S Ocean Dr Hollywood, FL	1.0–2.0	1.0–2.0	971	$5,800	$5.97	10d	6	0.33mi
809 S Ocean Dr Unit 1227349P Hollywood, FL	2.0	1.0	990	$3,768	$3.81	13d	1	0.37mi
330 Madison St Hollywood, FL	2.0	2.0	1200	$3,500	$2.92	24d	1	0.38mi
2751 S Ocean Dr Unit 1706S Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	24d	1	0.44mi
2751 S Ocean Dr Unit 1705 Hollywood, FL	2.0	2.0	1360	$5,000	$3.68	7d	1	0.44mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	17d	1	0.44mi
2751 S Ocean Dr Unit 508S Hollywood, FL	3.0	2.5	1868	$5,300	$2.84	7d	1	0.44mi
300 Oregon St #601 Hollywood, FL	2.0	2.0	1050	$4,000	$3.81	24d	1	0.46mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	7d	1	0.50mi
3001 S Ocean Dr #1211 Hollywood, FL	2.0	2.0	1208	$4,750	$3.93	24d	1	0.50mi
349 Virginia St #349 Hollywood, FL	3.0	2.5	1815	$3,950	$2.18	24d	1	0.56mi
3101 S Ocean Dr #1504 Hollywood, FL	2.0	2.5	1733	$7,500	$4.33	24d	1	0.56mi
3101 S Ocean Dr #1904 Hollywood, FL	2.0	2.5	1733	$5,500	$3.17	21d	1	0.56mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	12d	17	0.60mi
3505 S Ocean Dr Hollywood, FL	1.0–2.0	1.5–2.0	1085	$6,500	$5.99	10d	18	0.60mi
825 NE 26th Ave Hallandale Beach, FL	3.0	2.0	1844	$4,200	$2.28	24d	1	0.60mi
1041 Washington St Hollywood, FL	3.0	2.0	1699	$4,000	$2.35	24d	1	0.65mi
101 N Ocean Dr Unit 1227219P Hollywood, FL	2.0	2.0	990	$4,444	$4.49	7d	1	0.72mi
523 Leslie Dr Hallandale Beach, FL	3.0	2.0	1624	$4,950	$3.05	24d	1	0.76mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.0	1784	$7,500	$4.20	1d	1	0.76mi
1529 Shoreline Way #1529 Hollywood, FL	3.0	2.5	1784	$7,750	$4.34	11d	1	0.76mi
1529 Shoreline Way Hollywood, FL	3.0	2.5	1784	$7,500	$4.20	7d	1	0.76mi
2753 S Parkview Dr Hallandale Beach, FL	2.0	2.0	1680	$3,699	$2.20	17d	1	0.78mi
513 Leslie Dr #513 Hallandale Beach, FL	3.0	2.0	1624	$5,250	$3.23	24d	1	0.78mi
2500 Parkview Dr #1112 Hallandale Beach, FL	2.0	2.0	1580	$3,800	$2.41	24d	1	0.79mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	7d	1	0.79mi
2500 Parkview Dr #2518 Hallandale Beach, FL	2.0	2.0	1280	$4,000	$3.12	13d	1	0.79mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1377	$4,000	$2.90	13d	8	0.83mi
3725 S Ocean Dr Hollywood, FL	2.0–3.0	2.0	1454	$4,000	$2.75	24d	6	0.83mi

HOA detail condo

• Monthly dues: $856 · $10,272/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-05-04
   status Pending
2. 2026-03-12
   price $329,900
3. 2026-02-13
   price $339,900
4. 2026-02-03
   price $349,900
5. 2025-09-14
   status Active
6. 2025-09-12
   historical
7. 2025-08-07
   price $369,900
8. 2025-07-31
   price $379,900
9. 2025-06-13
   price $389,900
10. 2025-05-01
    price $399,900
11. 2025-03-13
    price $414,900
12. 2025-02-12
    price $424,900
13. 2024-12-18
    price $429,000
14. 2024-08-13
    price $439,000
15. 2024-05-07
    price $449,000
16. 2024-04-12
    price $459,900
17. 2024-04-02
    price $469,900
18. 2024-03-20
    price $484,900
19. 2024-03-13
    listed $495,000 Active
20. 2018-12-31
    soldstatus $260,000
21. 2005-05-20
    soldstatus $335,000
22. 1995-04-21
    soldstatus $96,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,104 · $342/mo
• Projected year-2 tax: $4,104 · $342/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $54,337
• − Mortgage interest: −$18,480
• − Property taxes: −$4,104
• − Insurance: −$1,650
• − Repairs & maintenance: −$4,347
• − Management: −$4,347
• − HOA: −$10,272
• − Depreciation: −$9,597
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $5,770/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Hollywood

• Score: 76/100
• State rank: #232
• US rank: #3548

Category grades

Amenities D Commute A+ Cost of living C+ Crime B+ Employment C Housing A+ Health & safety B+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollywood, FL
• County: Broward County · 1,963,430 people
• City population: 109,079
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 14,293
• Household income: $96,497
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 563.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 25% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 6% Salvadoran 2%
• Common ancestry: Scotch-Irish 7% Romanian 4% Lithuanian 4%
• Foreign-born: 43% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 30% Russian/Polish/Slavic 6% Other Indo-European 4%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -434.82%
• Current HPI: 307.2922
• Rent YoY: ▲ 2.92%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+243.6% since first listed

22 events — show timeline

• 2026-05-04 Pending — MARMLS
• 2026-03-12 Price Changed $329,900 MARMLS
• 2026-02-13 Price Changed $339,900 MARMLS
• 2026-02-03 Price Changed $349,900 MARMLS
• 2025-09-14 Relisted — MARMLS
• 2025-09-12 Listing Removed — MARMLS
• 2025-08-07 Price Changed $369,900 MARMLS
• 2025-07-31 Price Changed $379,900 MARMLS
• 2025-06-13 Price Changed $389,900 MARMLS
• 2025-05-01 Price Changed $399,900 MARMLS
• 2025-03-13 Price Changed $414,900 MARMLS
• 2025-02-12 Price Changed $424,900 MARMLS
• 2024-12-18 Price Changed $429,000 MARMLS
• 2024-08-13 Price Changed $439,000 MARMLS
• 2024-05-07 Price Changed $449,000 MARMLS
• 2024-04-12 Price Changed $459,900 MARMLS
• 2024-04-02 Price Changed $469,900 MARMLS
• 2024-03-20 Price Changed $484,900 MARMLS
• 2024-03-13 Listed $495,000 MARMLS
• 2018-12-31 Sold (Public Records) $260,000 Public Records
• 2005-05-20 Sold (Public Records) $335,000 Public Records
• 1995-04-21 Sold (Public Records) $96,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $4,104 · +3.1% YoY. Source: county tax records.